Chapter 17.20
MOBILE HOME PARKS
Sections:
17.20.010 Purpose of provisions.
17.20.020 Applicability of chapter.
17.20.050 Permit – Application.
17.20.070 Permit – Transferability.
17.20.080 Inspections – Revocation of permit.
17.20.090 Denial of permit – Appeal.
17.20.100 Nonconforming parks – Abandonment – Permit.
17.20.110 Size and clearance requirements.
17.20.160 Occupancy – New installations.
17.20.170 Occupancy – Maximum capacity.
17.20.180 Dangerous and unsightly installations.
17.20.200 Buffering and landscaping requirements.
Prior legislation: Ord. 518.
17.20.010 Purpose of provisions.
The purpose of this chapter shall be to promote the public health and welfare through a comprehensive set of mobile home park regulations. [Ord. 922 §1, 2014].
17.20.020 Applicability of chapter.
This chapter shall apply to all mobile home parks established in the city’s corporate limits; provided, that presently existing mobile home parks not meeting the requirements of this chapter must, within a reasonable time, comply with the provisions of this chapter except PMC 17.20.050(A)(4) and (5) and PMC 17.20.110(B). For the purposes of this chapter, “reasonable time” shall be as determined in each case by the city building inspector. [Ord. 922 §1, 2014].
17.20.030 Definitions.
For the purpose of this chapter, the following definitions shall apply:
A. “City building inspector” means a duly appointed officer of the city charged with the administration and enforcement of the provisions of this chapter.
B. “Human habitation” includes residing, living, or overnight sleep in a mobile home.
C. “Mobile home” means a vehicle or structure originally designed and constructed to be movable on its own running gear and to be used for human habitation.
D. “Mobile home park” means a parcel of land (or contiguous parcels) divided into two or more mobile home lots for rent. Each lot shall have independent utilities and services.
E. “Mobile home space” means a particular plot of ground within a mobile home park designated as the location for a mobile home, used for human habitation. [Ord. 922 §1, 2014].
17.20.040 Permit – Required.
No person or entity shall establish, maintain, or cause a mobile home park to be established or maintained in the city without a valid permit therefor issued by the city clerk-treasurer. [Ord. 922 §1, 2014].
17.20.050 Permit – Application.
A. Application for permit to establish and operate a mobile home park shall be made at the city clerk-treasurer’s office. Permit applications must include the following:
1. Applicant’s name and address;
2. Number of mobile home spaces in the mobile home park;
3. Location and legal description of the mobile home park;
4. A complete plan including the landscape layout of the mobile home park conforming to all requirements for such as contained in the applicable ordinances and laws of the city and state;
5. Plans and specifications of all buildings, improvements, and other facilities such as electrical wiring and water, sewer, and gas services, constructed or to be constructed within the mobile home park; and
6. Any additional information as may be requested by the city building inspector in order to enable him to determine if the proposed mobile home park meets the requirements of this chapter.
B. Permits for mobile home parks meeting the requirements of this section shall be issued by the city clerk-treasurer upon receipt of the annual permit fee required under this chapter. [Ord. 922 §1, 2014].
17.20.060 Permit – Fee.
An annual mobile home park permit fee shall be paid to the city clerk-treasurer. This annual permit fee shall be calculated based on the current city fee schedule for each mobile home space contained in a given mobile home park. Such fee shall be for the calendar year, or any fraction thereof, and shall be transferable should the permit be transferred.
The annual mobile home park permit fee is due no later than January 31st of said year. Late payment is subject to permit revocation. [Ord. 922 §1, 2014].
17.20.070 Permit – Transferability.
Upon the sale or other conveyance of a mobile home park, any permit issued under this chapter for the mobile home park shall be transferable upon written application to the city clerk-treasurer, and upon payment of a transfer fee based on current city fee schedule. [Ord. 922 §1, 2014].
17.20.080 Inspections – Revocation of permit.
Any human habitation located within a mobile home park may be inspected by the city building inspector at reasonable times. If, upon such inspection, the city building inspector finds that conditions or practices exist that are in violation of this chapter or any city building, fire, plumbing, or electrical code applicable thereto, the building inspector shall give notice to the holder of the mobile home park permit involved that such violations must be corrected within a reasonable time. Should the violations then continue beyond a reasonable time, the city building inspector shall again give notice, this time declaring the permit revoked. Notices shall be by personal service upon the permit holder, or by certified mail, postage pre-paid, return receipt requested, directed to the permit holder’s last known address. Also, for the purposes of this chapter, “reasonable time” shall be as determined by the city building inspector after taking into account the nature of the violations and their effect on the public health, welfare, and safety. [Ord. 922 §1, 2014].
17.20.090 Denial of permit – Appeal.
Any person or entity whose application for a mobile home park permit has been denied or any person whose mobile home park permit has been revoked may request and shall be granted a hearing on the matter before the city council; provided, that application for such a hearing must be made within 10 days of the denial or revocation. The council shall then hear the matter within 21 days following this application; provided, that this application shall not suspend or otherwise stay any order of the building inspector or city clerk-treasurer except an order of revocation which shall have no effect until the council has determined the matter. [Ord. 922 §1, 2014].
17.20.100 Nonconforming parks – Abandonment – Permit.
Any presently existing mobile home park which fails to conform to the requirements of this chapter, and which is abandoned or not operated as such for a period of three consecutive months, shall not resume its operations as a mobile home park until it is inspected and brought up to meet the requirements of this chapter. [Ord. 922 §1, 2014].
17.20.110 Size and clearance requirements.
A. Each mobile home space shall have a minimum of 1,500 square feet and shall be at least 30 feet wide and clearly defined. The maximum number of mobile homes per acre shall be 12.
B. Each mobile home space shall have provision for adequate on-site automobile parking facilities.
C. Mobile homes located within a mobile home park shall be positioned so that the following clearances result:
1. Twenty-foot minimum from any mobile home park boundary where the boundary line is also the edge of a public right-of-way;
2. Fifteen-foot minimum side-by-side clearance between each mobile home;
3. Fifteen-foot end-to-end clearance between each human habitation;
4. Ten-foot minimum clearance end-to-end between mobile homes parked end-to-end; and
5. Ten-foot minimum clearance from any mobile home park boundary line not defining a public right-of-way. [Ord. 922 §1, 2014].
17.20.120 Water supply.
Water supplies for mobile home parks shall be connected to the city water supply system. Individual service connections shall be provided to each mobile home located within the mobile home park, all of which shall be installed in such a manner so as to prevent their damage. All plumbing shall be installed and maintained in accordance with the city plumbing code. [Ord. 922 §1, 2014].
17.20.130 Sewer service.
All sewer lines within a mobile home park shall be connected to the city sewerage system. Furthermore, all such lines, and all mobile home sewer lines, shall be installed and maintained in accordance with the city plumbing code. [Ord. 922 §1, 2014].
17.20.140 Fire protection.
Standard, operative fire hydrants, connected to the city water supply system, shall be located within 400 feet of each mobile home located within a given mobile home park. Furthermore, each mobile home park shall be subject to all applicable city fire prevention rules and regulations. [Ord. 922 §1, 2014].
17.20.150 Electric service.
All electric installations shall comply with the State Electrical Code. To the extent such installations are not enclosed with a permanent weather-proof structure, they shall be made weatherproof. No power lines, including service lines to mobile homes, shall be allowed to lie upon the ground surface. [Ord. 922 §1, 2014].
17.20.160 Occupancy – New installations.
The person to whom a permit has been issued for the operation of a mobile home park shall not allow a newly installed mobile home to be occupied until such person has determined that all code requirements governing the same have been met. [Ord. 922 §1, 2014].
17.20.170 Occupancy – Maximum capacity.
No mobile home used for human habitation shall be inhabited by more persons than it was originally designed for. In the absence of identifiable design data, 300 cubic feet per person shall be used to determine maximum capacity. For the purposes of this chapter, the term “identifiable design data” shall include such factors as the number of beds or the manufacturer’s specifications. [Ord. 922 §1, 2014].
17.20.180 Dangerous and unsightly installations.
Any mobile home use for human habitation which has been declared by the city building inspector or county health officer to be unsightly, a fire hazard, or a menace shall not be allowed to locate within a mobile home park. [Ord. 922 §1, 2014].
17.20.190 Prohibited uses.
There is no residing in tents, campers, or motorized vehicles for greater than 29 days per annum. [Ord. 922 §1, 2014].
17.20.200 Buffering and landscaping requirements.
Mobile home parks shall apply the following screening and buffering standards:
A. Property perimeter front, rear, and sides shall be screened by a minimum of a five-foot-wide, all-season maintained landscaped or fenced area.
B. Planting or fencing height and width shall effectively screen 50 percent of the view of the adjacent uses.
C. Mobile home parks with 30 or more units shall provide additional interior landscaping, with a minimum landscaping requirement of 15 percent of the total park. [Ord. 922 §1, 2014].